According to Beyond Real Estate market data, Washington’s median active listing price is $660,000 this week, with 25,137 active residential listings and 3.7 months of inventory statewide as of July 29, 2026.

The state market is still classified as a seller’s market, but it’s a more balanced version than buyers saw during the fastest parts of the last cycle. The median sold price across Washington over the last 12 months is $645,000, down 0.8% year over year, while homes that sold over the rolling 90-day period had a median of 17 days on market. That combination tells us pricing power hasn’t disappeared, but buyers have more room to compare options than they did when inventory was closer to emergency-low levels.

Key Washington Housing Market Data This Week

Statewide median active listing price: $660,000, according to Beyond Real Estate market data.

Statewide median sold price: $645,000 over the last 12 months, down 0.8% year over year.

Active residential inventory: 25,137 listings statewide.

Pending sales: 8,145 homes are currently pending, compared with 9,617 new listings this month and 7,447 closed sales this month.

Median days on market: 17 days statewide for sold homes on a rolling 90-day basis.

Sale-to-list ratio: 99.2% statewide, meaning homes are still closing very close to asking price on average.

Months of inventory: 3.7 months statewide, which remains below the level usually associated with a fully balanced market.

King County and Puget Sound Market Conditions

King County remains Washington’s most expensive major market, with a median sold price of $889,000, 7,985 active listings, 15 median days on market, and 3.6 months of inventory. Beyond Real Estate NWMLS data shows King County prices are down 1.8% year over year, but the sale-to-list ratio is still 99.3%, so well-priced homes are not seeing deep discounts across the board.

Pierce County is moving at a similar pace but at a lower price point. The median sold price is $583,000, active inventory stands at 3,160 listings, and homes are taking a median of 15 days to sell. Pierce also has one of the stronger pricing readings in the state this week, with a 4.1% year-over-year median price gain and a 99.8% sale-to-list ratio.

Snohomish County shows the clearest price reset among the larger Puget Sound counties in this week’s data. Its median sold price is $709,995, down 5.3% year over year, with 2,784 active listings, 15 days on market, and 3 months of inventory. That doesn’t mean the county is weak, but it does suggest buyers are more sensitive to pricing, especially on homes that need updates or start above nearby comparable sales.

Thurston County continues to offer a different profile, with a median sold price of $550,000, 1,187 active listings, 17 days on market, and 3.2 months of inventory. Its 2.3% year-over-year price gain and 99.5% sale-to-list ratio point to steady demand, particularly for homes priced within reach of regional commuter and hybrid-work buyers.

Western Washington vs. Eastern Washington

Western Washington is showing more visible inventory growth, especially in the central Puget Sound counties and Clark County. Clark County’s median sold price is $527,500, down 2.3% year over year, with 352 active listings, 21 days on market, and a 98.9% sale-to-list ratio. That is the softest sale-to-list reading among the highlighted counties, suggesting buyers there may have somewhat more negotiating room than in Pierce, Thurston, or Snohomish.

Eastern Washington looks tighter in the county-level data available this week. Spokane County shows a median sold price of $550,000, 34 active listings, 11 median days on market, a 99.6% sale-to-list ratio, and 3.8 months of inventory. The low days-on-market figure signals that properly priced homes are still moving quickly. Buyers in Eastern Washington should be ready to act when a strong listing appears, while sellers still need to price carefully because affordability remains a constraint.

Pending Sales and Buyer Demand

Pending sales are not collapsing, but they also aren’t absorbing every new listing immediately. Statewide, 8,145 pending sales compare with 9,617 new listings this month. That gap helps explain why inventory has built to 25,137 active listings and why months of supply has moved to 3.7.

For buyers, that’s a meaningful shift. More inventory usually means fewer rushed decisions, more inspection opportunities, and a better chance of negotiating on repairs, closing costs, or rate buydowns. Still, the 99.2% statewide sale-to-list ratio shows that Washington is not broadly a bargain market. Homes that are updated, well-located, and priced in line with recent comparable sales can still attract fast activity.

For sellers, the message this week is direct: the first two weeks matter. With statewide median days on market at 17, sellers who miss the market on price may find themselves chasing buyer feedback by the third weekend. Accurate pricing, strong presentation, clean listing photos, and a realistic review of competing inventory are more important now than they were in a lower-inventory market.

Mortgage Rates and National Context

Mortgage rates remain the biggest swing factor for Washington demand. Freddie Mac reported the national average 30-year fixed mortgage rate at 6.77% for the week of July 23, up from 6.71% the prior week. The 15-year fixed rate was 6.13%, up from 6.08%. The Mortgage Bankers Association reported a 6.89% average contract rate for 30-year conforming loans for the week ending July 24, with purchase applications down 2% week over week and 15% from the same week last year.

National resale activity is also softer. The National Association of Realtors reported June existing-home sales at a 3.84 million annual rate, down 5.4% from May and 8.0% year over year. In the West region, existing-home sales ran at a 750,000 annual rate, down 7.4% from May and 11.8% year over year. Washington is not identical to the broader West, but the same affordability pressure is visible here in buyer behavior.

What This Means for Buyers This Week

Buyers have more choices than they did during the tightest market periods, but they shouldn’t assume every seller is desperate. The best opportunities are likely to be listings that have passed the first weekend without an offer, homes with cosmetic issues, or properties priced above recent comparable sales. With mortgage rates still near the high-6% range, buyers should ask lenders to compare payment scenarios, including points, temporary buydowns, and different down payment structures.

It may also be worth revisiting search criteria. A buyer priced out of King County at an $889,000 median sold price may find different options in Pierce County at $583,000, Thurston County at $550,000, or Clark County at $527,500. Those are not interchangeable markets, but the price spread is large enough to affect monthly payments, commute planning, and long-term budget comfort.

What This Means for Sellers This Week

Sellers still have leverage in many Washington submarkets, but the margin for overpricing is thinner. A 3.7-month statewide supply is favorable compared with a balanced market, yet the year-over-year median price dip of 0.8% shows buyers are pushing back. Sellers should study active competition, not just closed sales, because buyers are comparing today’s available listings in real time.

In King and Snohomish counties, where year-over-year median prices are negative in this week’s data, sellers may need sharper pricing discipline. In Pierce and Thurston counties, where annual prices are positive, sellers can be more confident but still need to account for rate-sensitive buyers. The strongest seller results this week are likely to come from homes that are easy to show, cleanly presented, and priced near the most recent local evidence.

Outlook for the Coming Months

Market conditions suggest Washington could remain in a moderate seller’s market through late summer if inventory stays near current levels and rates don’t move sharply higher. A sustained drop in mortgage rates could pull sidelined buyers back into the market quickly. A move closer to 7% could slow pending sales and give buyers more negotiating room.

For now, this is a market that rewards precision. Buyers should be prepared but selective. Sellers should be confident but not complacent. Local conditions vary by county, price band, property type, and financing terms, so individual decisions should be made with current comparable sales and professional guidance.

This report is general market information, not legal, tax, lending, or financial advice. Buyers and sellers should consult their real estate broker, lender, attorney, and CPA for guidance specific to their situation.

Data Sources & Methodology

Washington market statistics in this report come from Beyond Real Estate market data, calculated July 29, 2026 from Northwest MLS residential listing and sales data. Figures include statewide and selected county-level measures for median prices, active inventory, pending sales, new listings, closed sales, days on market, sale-to-list ratio, months of inventory, and year-over-year price change.

Washington REALTORS is referenced for general statewide practitioner and consumer context. No Washington housing statistics in this article are taken from third-party consumer data platforms.

National mortgage-rate context comes from Freddie Mac’s Primary Mortgage Market Survey and the Mortgage Bankers Association Weekly Mortgage Applications Survey. National resale housing context comes from the National Association of Realtors Existing-Home Sales report. Geographic definitions differ by source: Beyond Real Estate market data reflects Washington listings from Northwest MLS data, while national and West-region figures from national associations use broader survey and regional reporting methods.